Renovated Quadruplex Income
For Sale
$2,200,000
380 Temple Avenue, Long Beach, CA 90814
Well-maintained four-unit property with remodeled units, in-unit laundry hookups, and attached garages.
Property Size5,201 SF
Days on Market54
Property Features for 380 Temple Avenue
General Information
Standard status
Active
Size
5,201 SF
Total Parking Spaces
5
Property subtype
Quadruplex
Amenities
in-unit laundry hookups
on-site laundry
Building Details
Building Size
5,201 SF
Year Built
1969
Buildings
1
Tenancy
Multi
Listing Agency:
Estate Properties
Listed By:
DeDe Hsu · License #01023899
(310) 544-6100
Source:
Velocityrealtysd
Added: Jul 26
Changed: Aug 23
Last Checked: Sep 16 at 10:42PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Estate Properties
Investment Insights
Based on property information with market context.
This well-maintained quadruplex offers four spacious residential units. Two units feature three bedrooms and two bathrooms with in-unit laundry hookups. The remaining two units offer two bedrooms and 1.5 bathrooms. Three of the four units (Units 1, 2, and 4) were fully remodeled about two years ago with new kitchens, new bathrooms, new flooring, and fresh paint.
The property includes parking consisting of two two-car garages and one single-car garage, along with on-site laundry. BikeScore is 59 and walkScore is 87, indicating the property is very walkable, with good access to local amenities.
Overall, the unit mix is three-bedroom/two-bath and two-bedroom/1.5-bath configurations, supported by a renovation update to three units and established on-site and in-unit laundry options.
The property includes parking consisting of two two-car garages and one single-car garage, along with on-site laundry. BikeScore is 59 and walkScore is 87, indicating the property is very walkable, with good access to local amenities.
Overall, the unit mix is three-bedroom/two-bath and two-bedroom/1.5-bath configurations, supported by a renovation update to three units and established on-site and in-unit laundry options.
Key Highlights
- Quadruplex built in 1969 with 4 units, plus parking and on‑site laundry.
- Units 1, 2, and 4 were fully remodeled about two years ago with new kitchens, bathrooms, flooring, and fresh paint.
- Two units offer 3 bedrooms and 2 baths with approx. 1,550 sqft total each, plus in‑unit laundry hookup(s).
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$111,825
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.08%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,236,500
$2.2M
Cap Rate 7%
$1,597,500
$1.6M
Cap Rate 9%
$1,242,500
$1.2M
Market Conditions
NOI Build-Up for 5,201 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$168.5K $32.40/SF
− Vacancy
−$8.8K −$1.68/SF
EGI
$159.7K $30.72/SF
− OpEx
−$47.9K −$9.21/SF
NOI
$111.8K $21.50/SF
Area
Long Beach, CA
Vacancy
5.20%
Lease Rate
$32.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,236,500
Cap Rate 7%
$1,597,500
Cap Rate 9%
$1,242,500
Alternative Uses
Best Use
Multifamily LT 5
$1.60M
$1.40M – $1.86M
NOI $111,825 @ 7.0% cap · market cap 5.08%
Second Best
Apartment 5plus
$1.42M
$1.24M – $1.66M
NOI $99,461 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$2.78M
$2.44M – $3.25M
NOI $194,922 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,290
Businesses Nearby
Explore this area
Business Placement
Demographics for 90814, CA
19,042
Population
9,939
Households
1.9
Avg Household Size
39
Median Age
56%
College-Educated
92%
High-School Grad
1.3 sq mi
ZIP Area
14,648
Density / Sq Mi
$98,070
Median Household Income
$60,482
Median Earnings
$1,987
Median Rent
$898,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Well-maintained four-unit property with remodeled units, in-unit laundry hookups, and attached garages.
Where is this quadplex located?
The property is located at 380 Temple Avenue Long Beach, CA.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Quadruplex built in 1969 with 4 units, plus parking and on‑site laundry.; Units 1, 2, and 4 were fully remodeled about two years ago with new kitchens, bathrooms, flooring, and fresh paint.; Two units offer 3 bedrooms and 2 baths with approx. 1,550 sqft total each, plus in‑unit laundry hookup(s).
